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HomeMy WebLinkAbout10/09/1991APPROVED PLANNING COMMISSION MINUTES OF THE REGULAR MEETING TOWN OF LOS ALTOS HILLS 26379 FREMONT ROAD LOS ALTOS HILLS, CALIFORNIA WEDNESDAY, OCTOBER 9TH, 1991 cc: Cassettes #16-91(l),16-91(2) 1. ROLL CALL AND PLEDGE OF ALLEGIANCE Chairman Noel called the Planning Commission meeting to order at 7:30 p.m. in the Council Chambers at Town Hall. Present: Chairman Noel and Commissioners Cheng, Comiso, Jones, Pahl Absent: Commissioners Ellinger, Stutz Staff: Bill Ekern, Director of Public Works; Margaret Netto, Planning Consultant; Laura Johnson, Planning Secretary 2. PRESENTATIONS FROM THE FLOOR There were no presentations from the floor. Commissioner Comiso referred to the standard Staff recommended condition of approval regarding protection of trees during construction. She noted that at the last City Council meeting, Councilmember Siegel noted that trees were not being fenced as conditioned. She suggested requiring fencing of trees at the dripline prior to issuance of building permits. Margaret Netto noted the condition was reworded in the Staff Reports for the public hearings for this Planning Commission meeting. Commissioner Comiso wished to reword the condition to include no parking of vehicles or storage of equipment within the driplines of the trees. 3. PUBLIC HEARINGS 3.1 LANDS OF BIRNBAUM, 27760 Edgerton Road: A request for a Site Development permit for an Addition Margaret Netto introduced this item, noting that Staff approved permits for an f addition to this residence which had subsequently expired. The change in Town PLANNING COMMISSION MINUTES APPROVED October 9th, 1991 Page 2 policy requiring Planning Commission level review of all additions in excess of 15 feet in height resulted in the present request coming before the Commission. The proposed addition is approximately in the same location and with the same layout as the previously approved addition. The Public Hearing was opened. Safwat Malek, project architect, introduced himself. In response to a question from Commissioner Pahl, he noted he had no problems with the Staff Recommended Conditions of Approval. The Public Hearing was closed. MOTION SECONDED AND PASSED: Motion by Jones, seconded by Pahl and passed to approve the Site Development permit for an addition with Staff Recommended Conditions 1 - 4 and 6, and the following Condition 5. 5. No trees are proposed to be remove from the site, and if any are damaged beyond repair or destroyed they shall be replaced with an equal size tree or up to a maximum 24" box tree. Prior to beginning any grading operation, all [or those deemed critical or major oak] trees are to be fenced at the dripline. The fencing shall be of a material and structure to clearly delineate the dripline and approved by staff. This fencing must be inspected by Town staff prior to commencement of grading. The fence must remain throughout the course of construction. No vehicles, equipment, or debris shall be stored beneath the dripline of these trees. AYES: Chairman Noel and Commissioners Cheng, Comiso, Jones, Pahl NOES: None ABSENT: Commissioners Ellinger, Stutz 3.2 LANDS OF CLAUSEN, 12809 Clausen Court (Lot #5): A request for a Site Development permit for a New Residence, Second Unit, and Pool Margaret Netto introduced this item, noting vehicular access is to be provided by an ingress/egress easement from lot #6, however the easement cannot be imposed on lot #6 until it is sold. She noted the vertical elements of the Tudor style residence were broken up by a horizontal line, and the horizontality enhanced by trellising around the facade. Staff recommended architectural treatment or landscaping to break up the blank west exterior wall. The second unit conforms to the Secondary Unit Ordinance. The Public Hearing was opened. PLANNING COMMISSION MINUTES APPROVED October 9th, 1991 Page 3 Dieter Kopal, 12530 Barley Hill Road, noted his property is uphill from the subject property. Mr. Kopal noted the proposed residence appeared to use the full 27 feet in height allowed toward the end of the property. He expressed concern this could block a portion of the view from his home and requested the house be moved about 10 feet in a northwest direction. Hub McDaniel, project architect, representing the property owner, noted they had taken every opportunity to tuck the structure into the site with a minimum of grading. He noted the design of the residence was constrained to one level as the resident was handicapped. He noted the proposed residence stayed well within the floor area and development area maximums allowed. He referred to page A-8 of the drawing set to clarify the back elevation of the residence is 13 feet in height. In response to a question from Commissioner Pahl, Mr. McDaniel noted they had no problems with the Staff Recommended Conditions of Approval. Commissioner Comiso noted she had met with Mr. Kopal on his property. It appeared Mr. Kopal's house must be 25 - 30 feet above this house. Mr. McDaniel noted there would be considerable cost to have the civil engineer redraw the plans and several architectural plans would also require revision to accommodate a ten foot move. He noted they were cautious in keeping the proposed residence lower than the view plane from Mr. Kopal's residence. The Public Hearing was closed. The Commission discussed provisions for protecting the view from the Kopal residence. MOTION SECONDED AND PASSED: Motion by Pahl, seconded by Jones and passed to approve the Site Development permit for a new residence, second unit, and swimming pool with the understanding that if the applicant wished, he has the right to move the residence a maximum of 10 feet toward the street without returning to the Planning Commission for review, and with Staff Recommended Conditions 1 - 7 and 9, and the following Condition 8: 8. Prior to issuance of any building permits, the property owner shall record a Declaration of Easement on lot #6 for the benefit of lot #5. AYES: Chairman Noel and Commissioners Cheng, Comiso, Jones, Pahl NOES: None ABSENT: Commissioners Ellinger, Stutz PLANNING COMMISSION MINUTES APPROVED October 9th, 1991 Page 4 3.3 LANDS OF KOLYN ENTERPRISES, 13861 Cicerone Lane: A request for a Site Development permit for a New Residence and Swimming Pool Margaret Netto introduced this item, noting it was continued from the Planning Commission meeting of July 10, 1991 to allow the project to undergo Site Analysis review. She noted considerable effort was made to step the house on contour with the grade, to mitigate the swimming pool from neighboring properties, and to revise the grading plan to reduce the quantities of cut and fill, however, the height and visibility of the structure were not reduced. The design concept is vertical, enhanced by the variated roof lines and angles, and appears massive even though balconies, decks and window projects are employed to break up the massing and bulk. The Public Hearing was opened. Ken Pastrof, agent for the applicant, presented a model of the proposed development. He noted Staff felt the residence did not step on contour. He noted there were three internal steps within the residence, four including the garage, with an overall differential in height of six feet. There is no crawl space included in the design. Mr. Pastrof referred to Staff's concerns of verticality and massiveness of the proposed residence. Due to the existing landscaping, it will be difficult to view the residence from the street. The residence is set back 118 feet from the road. In response to a question from Commissioner Pahl, Mr. Pastrof noted the proposed residence will be approximately two feet higher than the existing residence. In response to a question from Commissioner Noel, Pong Ng, project architect, noted the footprint of the new home will be 100 percent larger than the existing footprint. Mr. Pastrof referred to Staff's concern that the proposed residence rises from the site and noted the proposed residence is actually depressed down into the site. The second floor is stepped back from the first Floor, there are no vertical elements to the roofline and there are no gabled ends. The structure meets the letter and spirit of the Zoning and Site Development Ordinances, and has neighborhood support. He requested the Commission refrain from evaluating just the architecture or just the grading and look at the overall impact of the proposed development. In response to a question from Chairman Noel, Mr. Ng clarified that approximately 220 cubic yards of excavation are from the pool, the remainder of the cut from the garage. He noted they tried to keep the front of the house at natural grade. In response to a question from Commissioner Pahl, Mr. Pastrof noted they would stipulate to the Staff Recommended Conditions of Approval as written. ar PLANNING COMMISSION MINUTES APPROVED October 9th, 1991 Page 5 The Public Hearing was closed. Commissioner Comiso noted she agreed with everything Mr. Pastrof said. She noted she was confused when she read the Staff Report about bulk and massing. She noted that with this project, the garage is considered a third story element, in another Staff Report, a similar configuration is considered to be cut into the site. She also noted she recalled a number of Staff reports where breaking up massing was achieved through use of balconies and noted she was confused by the inconsistencies between this Staff report and Staff reports for past projects. Commissioner Pahl noted it seemed conditions were just being thrown onto projects. He noted a project on Alta Lane and one on Natoma Road that had not conformed to conditions of approval and had been brought to Staff's attention, but no action was taken. He noted he felt leery of voting on conditions when its just an act. Bill Ekern noted the attempt with the conditions of approval is to make the best effort in getting the voluntary cooperation of the property owner. He noted the point was raised at the last City Council meeting that this was not succeeding and conditions were not being met. Changing policy to require inspection gives the Town more teeth. Mr. Ekern clarified that most contractors were working responsibly, only a few were recalcitrant. He noted that the Building department cannot manage administratively to make too many additional inspections; this inspection, however, can be coordinated. It just adds another step to the building process. Commissioner Pahl noted that Staff has told him they do not have time to follow up on these occurrences. If Staff doesn't have time, he wished the City Council to know. Chairman Noel noted the conditions concern the applicant and the Town, and are part of a contract. Bill Ekern noted that making this inspection part of the building process drives other inspections off into the future. Commissioner Jones suggested revocation of Town business licenses for those contractors who don't comply. MOTION SECONDED AND PASSED: Motion by Comiso, seconded by Cheng and passed to approve the Site Development permit for a new residence and Swimming Pool with Staff Recommended Conditions 1 - 6 and 8, and the following 4W Condition 7: L'7 PLANNING COMMISSION MINUTES APPROVED October 9th, 1991 Page 6 7. The two trees that are shown to be removed from the site shall be replaced with an equal size tree or up to a maximum 24" box tree. Prior to beginning any grading operation, all [or those deemed critical or major oak] trees are to be fenced at the dripline and approved by Staff. This fencing shall be of a material and structure to clearly delineate the dripline approved by Staff. This fencing must be inspected by Town Staff prior to commencement of grading. The fence must remain throughout the course of construction. No vehicles, equipment, or debris shall be stored beneath the dripline of these trees. AYES: Chairman Noel and Commissioners Cheng, Comiso, Jones, Pahl NOES: None ABSENT: Commissioners Ellinger, Stutz 3.4 LANDS OF BATTLE, 27472 Altamont Road: A request for Variances to the setback requirements of the Zoning Code and a Site Development permit for a Major Addition Margaret Netto introduced this item, noting the variance requests are for a 3.5 foot variance to the front yard setback, and a 2.5 foot variance to the side yard setback. Special circumstances applicable to the property include the irregular shape of the lot creating a triangular building envelope, and that the property is bordered by two �r roads and a private driveway, making the property very constrained. Staff believed the portions of the addition along the frontyard setback could be redesigned or relocated to conform to the required setback. She noted an additional condition of approval: 10. The applicant shall modify the encroachment into the setback located on the southeast end of the proposed garage to be no greater than two feet. The third garage parking space shall then step back to conform to the required setback. The proposed utility room shall be relocated to a conforming location and shall be approved by Staff. Staff recommended approval of the modified variance to the sideyard setback, approval of the site development permit, and denial of the variance to the front yard setback. In response to a question from Commissioner Jones, Ms. Netto clarified that only the eaves encroach into the frontyard setback, but a portion of the building, approximately .25 feet, encroaches into the sideyard setback in the proposal before the Commission. Commissioner Pahl noted the basis for the findings recommended by Staff was that C the property is triangular, when in fact the property has four sides. L PLANNING COMMISSION MINUTES APPROVED October 9th, 1991 Page 7 Ms. Netto clarified that the building was existing non -conforming, with the garage overhang encroaching into the sideyard setback, and noted Staff believed the property is unusual with roads on three sides. Commissioner Pahl asked whether Staff was saying anytime a property is surrounded by three drives, it should be counted as an unusual property in the Town. Ms. Netto clarified Staff believed the property was constrained by the roads. Commissioner Pahl asked what made the property constrained. Bill Ekern noted that the lot configuration limits the places on the site that can be developed, not because of site specifically but because of encroachment onto the streets with subsequent egress and safety concerns. Commissioner Pahl noted that if this request is approved, everyone with roads and driveways and a triangular shaped property with four sides will come in and ask for the Battle variance. He noted the Commission had to make findings that the property was so unusual, virtually unlike any other property in the Town. Mr. Ekern clarified that each Planning Commission action is de novo, and the Commission is not obligated to follow precedent. Commissioner Pahl indicated that kW while each decision is de novo, he felt obligated to follow precedent. The Public Hearing was opened. Walter Chapman, project designer, noted the constraint of the property created by the shape of the lot is compounded by the location of the existing house. In designing the addition, it was necessary to tie in with the existing structure. With the minimum requirements for spaces, Stepping the house back further to avoid the front yard issue results in encroachment into the sideyard setback. Moving the room toward the side yard could lead to another approach but there is also the requirement for the fourth parking space. In response to a question from Commissioner Jones, Mr. Chapman noted that rotating the garage creates a problem of egress. Commissioner Jones noted the Commission had made findings for a variance on the basis of the existing house on a past application. Tom Battle, applicant, noted he and his wife had spoken with both neighbors, the Montgomerys and Adornatos, showed them the plans and discussed the variances. The neighbors had no problems with the proposed design. Mr. Montgomery presented a letter of support from the neighbors. No PLANNING COMMISSION MINUTES APPROVED October 9th, 1991 Page 8 The Public Hearing was closed. Commissioner Jones felt this situation was almost not a variance. Commissioner Pahl referred to the issue of roof overhangs encroaching into the setback and requested the City Council look at this specific application, noting the difficulty the Commission had making variance findings. MOTION SECONDED AND PASSED: Motion by Comiso, seconded by Pahl and passed to grant both variances, but to allow encroachment into the setback of the eaves only and not the building, and a Site Development permit for an addition based on the following variance Finding 1 and Staff Recommended Findings 2, 3, and 4, and with Staff Recommended Conditions 1 - 5 and 7 - 9 with the following Condition 6: Finding 1: The property is constrained by virtue of the residence there, a difficulty not of applicant's own making. Condition 6: No trees are to be removed from the site and if any are damaged or repaired, they shall be replaced in kind with an equal size tree or up to a maximum 24" box tree. Prior to beginning any grading operation, all [or those deemed critical �I✓ or major oak] trees are to be fenced at the dripline and approved by Staff. This fencing shall be of a material and structure to clearly delineate the dripline approved by Staff. This fencing must be inspected by Town Staff prior to commencement of grading. The fence must remain throughout the course of construction. No vehicles, equipment, or debris shall be stored beneath the dripline of these trees. AYES: Chairman Noel and Commissioners Cheng, Comiso, Jones, Pahl NOES: None ABSENT: Commissioners Ellinger, Stutz The Commission took a brief intermission at 9:15 p.m. 3.5 LANDS OF BEN-ARTZI, 27800 Via Feliz: A request for a Site Development permit for a New Residence, Tennis Court, and Swimming Pool Margaret Netto introduced this item, noting that at the meeting of September 11, 1991, the Planning Commission denied without prejudice the site development permit for a new residence, tennis court and swimming pool. The applicant addressed the Commission's concerns by lowering the roof elevation and submitting a landscape planting plan including an arborist's report addressing the existing trees. kbW PLANNING COMMISSION MINUTES APPROVED October 9th, 1991 Page 9 The Public Hearing was opened. Bob Owen, agent, apologized for the plan presented at the Planning Commission meeting of September 11, 1991. The Flat elevation made the structure appear very imposing. He noted there is an existing flat pad on the site which is not too large that they wished to use for the new development. He presented a number of exhibits including a panoramic photograph looking off-site, views to various locations around the neighborhood, a three dimensional drawing showing shadowing, a photograph from Page Mill Road to the site using a telephoto lens, a photograph with a superimposition of the proposed residence. He noted the second story of the residence is pulled in to keep the roof height down and the overall height of the structure is 33 feet. The roof pitch was dropped from 8 to 7-1/2. Mr. Owen referred to the arborist report, noting the existing trees are in serious trouble due to the drought. He compared the height of the proposed residence to houses on neighboring properties, showing one house that was about 10 feet higher and another house 20 - 25 feet higher, so it is not the highest house in the vicinity. Mr. Owen explained the landscape planting plan, including eight redwood trees along the left side of the house to protect the neighbors from the pool area as well for the residents' privacy. Evergreens are proposed along the front of the house. They wish to move and retain, if possible, existing small Oaks. And the trees in the back will be 0(� retained to screen Page Mill Road and Elena Road, so the existing skyline will not 6V change. Terry McDaniel, Environmental Design Committee, noted that the existing gigantic Eucalyptus are what mitigates the site. Yung Kim, 27830 Via Feliz, noted the applicant had only lowered the roof 2 feet, and this was not enough. The applicant did not try to accommodate the neighbors requests or oppositions. He noted a letter in opposition to the proposed development from twelve residents, and a recent letter from Brigitta Sillens. June Dean, 27677 Lupine Road, invited the Planning Commission to come view the subject property from her lot to see the impact the massive house will have on her property. The existing house blends into the environment well, however the proposed residence does not and she expressed concern with the degrading of her property value. Dot Schreiner, 14301 Saddle Mountain Road, Chair - Pathways Committee, requested an additional five foot dedication along the Northern property boundary, on the existing pedestrian/ equestrian easement. Bob Owen noted the request was acceptable. PLANNING COMMISSION MINUTES APPROVED October 9th, 1991 Page 10 Dot Schreiner, resident, noted she believed that when the trees are removed, the ridgeline the subject property is situated on will be very visible. She also noted concern with leachlines in the conservation easement. Mr. Owen noted that extensive testing was done on the other side of the property to accommodate the leachfield, however it was not possible. He clarified that the leachfield in question is existing. In response to a question from Commissioner Pahl, Mr. Owen noted the site was on the top of a hill. He noted that with the house, the trees are seen, and taking away the house, the trees are still what is seen, and they are adding trees. The proposed development is three feet higher than a single story residence. One reason redwood trees were chosen was that they are fast growing. Commissioner Comiso suggested that the residence return to the Planning Commission for landscape planting plan review. Bill Ekern noted that on projects that require substantial mitigation, the Town has used larger bond amounts to ensure plantings are installed. For a mitigation plan having environmental impact, some form of long term maintenance agreement 1 may be appropriate. A maintenance agreement with the property owner can be �I prepared prior to issuance of any building permits. In response to a question from Commissioner Cheng, Ms. Dean noted that none of the exhibits show the view from Lupine Road and her property. Bob Owen noted they understood the concern of the neighborhood. They are willing to hold the final on the house until the trees are planted. He clarified that the Eucalyptus trees would have to come down regardless of what is built on the site as they are in trouble. The Public Hearing was closed. Commissioner Comiso agreed that the subject property is on a hilltop, but there is a natural backdrop as it is not the highest hill. It is a sensitive site. She noted she would like to see more plantings to protect the Dean property. She felt the garage, as it was down and offset, could be mitigated. She noted that if the site development permit is approved, it will be strictly because of the landscaping. Commissioner Jones noted he felt the issue of one story versus two was a "red herring", as there can be the same square footage in a single story residence as a two story residence He noted that if the permit is approved, it will be necessary to be kw extremely careful as this is a hilltop site. PLANNING COMMISSION MINUTES APPROVED October 9th, 1991 Page 11 Commissioner Comiso noted the the Environmental Design Committee should be heavily involved in the landscape plantings. While in general she did not support requiring specific trees, in this case it may be necessary. It will also be necessary to ensure that existing plantings remain. Bob Owen noted an arborist had been retained to do whatever is necessary to maintain the existing plantings, like deep root watering. MOTION SECONDED AND PASSED: Motion by Comiso, seconded by Cheng and passed to approve the Site Development permit for a new residence, tennis court, and swimming pool with Staff Recommended Conditions 1, 2 4 - 6, 8, 9 and the following Conditions 3, 7, 10, 11: 3. Prior to final inspection and release of occupancy permits a landscape planting plan must be submitted to and approved by the Planning Commission. Drought tolerant and native plantings are recommended. 7. The eight trees that are shown to be removed from the site shall be replaced with an equal size tree or up to a maximum 24" box tree. Prior to beginning any grading operation, all [or those deemed critical or major oak] trees are to be fenced at the dripline and approved by Staff. This fencing shall be of a material and structure to clearly delineate the dripline approved by Staff. This fencing must be inspected by Town Staff prior to commencement of grading. The fence must remain throughout the course of construction. No vehicles, equipment, or debris shall be stored beneath the dripline of these trees. 10. A Maintenance Agreement shall be entered into between the Town and the applicant which will provide monitoring for a period not less than five years. Specific plantings will be addressed as part of the landscape planting plan. 11. An additional five feet shall be dedicated on the existing pedestrian/equestrian easement along the Northern property boundary. AYES: Chairman Noel and Commissioners Cheng, Comiso, Jones, Pahl NOES: None ABSENT: Commissioners Ellinger, Stutz 4. NEW BUSINESS PLANNING COMMISSION MINUTES APPROVED October 9th, 1991 Page 12 4.1 Policy on Site Development Commissioner Jones felt the policy was logically flawed. It reflects that the Town thinks applicants ought to know what to expect, and wants them to expect the unexpected. Commissioner Comiso noted that, for example, the Town says to develop property without disturbing the land, and then applicants are asked to set the house into the land. Commissioner Pahl referred to the variance that was approved earlier in the meeting, noting setbacks are considered sacrosanct, and yet the Commission agreed to a variance. He felt site development was inherently inconsistent. Mr. Ekern noted the Site Development Ordinance is qualitative and requires the Commission to look at each site as a unique situation. Chairman Noel noted that all the sites coming in will be more critical. Commissioner Comiso referred to where the draft Site Development policy calls for ( 'common sense' and noted all the Planning Commissioners use common sense but may reach different conclusions. Mr. Ekern noted that it was critical over time to look at neighborhoods and their surroundings. Most future development is going to be infill. Commissioner Pahl noted previously unbuildable sites would also be coming in for site development permits. Commissioner Noel noted the Commission was more concerned with de facto than de jure circumstances. Mr. Ekern noted that technology was improving and lots that were previously unbuildable may now have enough value to warrant development. Mr. Ekern noted he understood the Commission's position was that the policy statement as accurately as possible reflects the Site Development Ordinance and all its confusion. Commissioner Pahl suggested the Commission hire a landscape architect as a consultant for extremely sensitive sites to determine if landscaping proposed provides sufficient mitigation. PLANNING COMMISSION MINUTES APPROVED October 9th, 1991 Page 13 The Commission agreed by consensus that they would like the ability to hire a landscaping consultant. Commissioner Comiso noted the City Council directed the Planning Commission to look at the issue of front yard setbacks in relation to the size of the home. Commissioner Pahl felt topography was more critical to setbacks than the size of the house. Bill Ekern clarified that the Council wished to know whether there are commonalities between the types of sites that require increased setbacks. Policy can be generated based on neighborhoods or the topography causing the neighborhood, for example. Commissioner Pahl noted there were examples of homes that were not sited correctly as they had to conform to the 30 foot and 40 foot setbacks. Bill Ekern suggested incorporating into a policy statement the concept that setbacks are set by the Commission under specific conditions. Commissioner Comiso suggested that there are some minimums but sites may require increased setbacks Mr. Ekern also noted the issue of fence height where the fence is located downhill Commissioner Pahl suggested the policy statement should say that topography and physical features of the land play a significant part in whether to extend setbacks past some minimum, and eaves and bay windows up to some maximum size should not count into the setbacks. 5. OLD BUSINESS 6. APPROVAL OF THE MINUTES OF SEPTEMBER 25TH, 1991 Commissioner Comiso and Chairman Noel wished to correct: the makers of the motion to approve the minutes, and the votes for Item 4.5; Commissioner Ellinger voted 'no' on the motions to approve the negative declaration (page 9) and to approve the conditional exception (page 11); and Chairman Noel left the meeting after the motion to approve the negative declaration. Commissioner Jones wished to clarify his statement under the Report from Sun Country Cable (page 7) to read: Commissioner Jones noted that if given the L opportunity, he would vote to revoke the use permit for Sun Country Cable because PLANNING COMMISSION MINUTES APPROVED October 9th, 1991 Page 14 the tower at the headend site has substantially more visual impact than that approved by the Commission. MOTION SECONDED AND PASSED: Motion by Comiso, seconded by Cheng, and passed by consensus to approve the minutes of September 25th, 1991 as amended. 7. REPORT FROM THE CITY COUNCIL MEETING OF OCTOBER 8TH, 1991 Commissioner Cheng reported the Council discussed the draft policy on appeal costs: on Council initiated reviews, there is no appeals fee charged to the applicant but the applicant will bear the cost associated with the review; on appeals by citizens, there will be a fixed fee, and the applicant will bear the costs of review. The City Manager will prepare a second draft of the policy. Commissioner Comiso noted the Council concurred with the Planning Commission decisions on the Lands of Scott and Lands of Takamoto. 8. REPORT FROM THE SITE DEVELOPMENT COMMITTEE MEETING OF OCTOBER 8TH, 1991 f October 8th, 1991: Bill Ekern reported three items were reviewed and approved: Fong - Landscape Plantings. No additional landscaping was required. Wise - Landscape Plantings. Additional plantings, five evergreen trees or shrubs, were required. Dowie - Pool. Santa Clara Valley Water District permit was required prior to issuance of the building permit for encroachment into the creek. 9. ADIOURNMENT Commissioner Cheng referred to the intersection of El Monte Avenue and Voorhees Drive, noting that even though there is a light there now, drivers go ahead and turn into St. Nicholas school without waiting for the green light. She requested the Town write a letter making the school officials aware of the problem and asking that the school announce to parents that it is now a stoplight. The meeting was adjourned by consensus at 10:55 p.m Respectfully submitted, Laura Johnson Planning Secretary